MINNEAPOLIS CITY PLANNING COMMISSION

Agenda
October 21, 2019 – 4:30 p.m.
City Hall, 350 S 5th St, Room 317, Minneapolis, MN 55415

Commission members:  Sam Rockwell, President; Alissa Luepke-Pier, Vice President; Jean Coleman, Secretary; Matthew Brown; Jono Cowgill; Kim Ellison; Ryan Kronzer; Alyssa Olson; Jeremy Schroeder; Amy Sweasy

Staff: Lisa Kusz, 612-673-3710

Call to order

The commission may take action on items as part of a consent agenda at the beginning of the meeting. In these instances, the commission president will open the public hearing at the beginning of the meeting and will ask whether anyone would like to provide testimony or express concerns about items recommended for the consent agenda. If you plan to speak to an issue on the agenda, it is recommended that you arrive at the meeting at 4:30 or contact the assigned city staff person in advance. Please contact CPED staff with any questions that you have about the consent agenda.

Adoption of the agenda

Approval of actions from the October 7, 2019 meeting

Public hearings

Please note: if you plan on speaking, please sign in on the sheet located in the hallway, and then state your name and address clearly into the microphone when you come up to speak.

1.       Starbucks and Office Development, 4159 Hiawatha Ave, Ward 12

This item was continued from the September 23 and October 7, 2019 meetings.     

Staff report by Lindsey Silas, PLAN9531

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Richard Andron.

A.      Site plan review.

Recommended Motion: Approve the site plan review for two new commercial buildings including a drive-through, subject to the following conditions:

1.       All site improvements shall be completed by September 23, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       All signs shall comply with Chapter 543 of the zoning code. All signage requires a separate permit from CPED.

4.       Any decreases in floor area shall not be permitted.

5.       The portion of the office building along Hiawatha Ave shall be no less than 16 feet in depth as shown in the submitted floor plans.

6.       No business licenses shall be issued for the proposed coffee shop until the liner building fronting Hiawatha Avenue and E 42nd St is constructed.

7.       The lighting plan shall be revised to demonstrate how all building entrances and walkways will be lit to maintain a minimum acceptable level of security while not creating glare or excessive lighting of the site to comply with sections 530.130 and 530.260 of the zoning code.

8.       Three canopy trees and eight ornamental trees shall be planted on-site as shown in the submitted landscaping plan.

9.       The signage, curb cut, and driveway access shall be designed to prevent left turns into and out of the site.

10.   The applicant shall work with Public Works to modify the street design of E 42nd St, if required, to prohibit left turns into the site.

2.       Currie Park, 404 and 420 15th Ave S and 1417 S 5th St, Ward 6

This item was continued from the September 23, 2019 meeting.

Staff report by Hilary Dvorak, Vac-1703

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by the Minneapolis Park and Recreation Board.

A.      Vacation.

Recommended Motion: Continue indefinitely the vacation of a utility easement over the northeasterly 55 feet of the southwesterly 80 feet of vacated S 5th St, Atwaters Addition to the Town of Minneapolis, as depicted on survey.

3.       Satori, 817, 819, 821 and 825 West Broadway Ave and 1828, 1830, 1832, 1836 and 1838 Bryant Ave N, Ward 5

Staff report by Hilary Dvorak, PLAN9426 and Vac-1682

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Timothy Baylor with Pinnacle Management LLC.

A.      Rezoning.

Recommended motion: Approve the petition to rezone the properties located at 1828 and 1830 Bryant Ave N from R4 Multiple-family District to C1 Neighborhood Commercial District.

B.      Rezoning.

Recommended motion: Approve the petition to rezone the properties located at 1832, 1836 and 1838 Bryant Ave N from R5 Multiple-family District to C1 Neighborhood Commercial District.

C.      Rezoning.

Recommended motion: Approve the petition to add the WB West Broadway Overlay District to the properties located at 1828, 1830, 1832, 1836 and 1838 Bryant Ave N.

D.      Conditional use permit.

Recommended motion: Approve the conditional use permit to increase the height of the building from 2.5 stories or 35 feet to 6 stories or 77 feet, subject to the following condition:

1.       The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.

E.       Variance to increase the floor area ratio.

Recommended motion: Approve the variance to increase the Floor Area Ratio of the building from 1.7 to 2.6.

F.       Variance of the WB West Broadway Overlay District.

Recommended motion: Approve the variance of the WB West Broadway Overlay District regulations to allow the building to be located more than 8 feet from the front property line along West Broadway Ave and Bryant Ave N.

G.      Site plan review.

Recommended motion: Approve the site plan review for a new mixed-use building with 112 dwelling units and approximately 3,100 square feet of ground floor commercial space, subject to the following conditions:

1.       All site improvements shall be completed by November 22, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       For sightline purposes, CPED encourages the applicant to work with the adjacent property owner to remove the first 20 feet of the existing fence starting at West Broadway Ave and replace it with a four-foot tall decorative fence similar to the one that lines the adjacent parking lot along West Broadway Ave.

4.       An additional window or two shall be located in the one-story portion of the building that provides access to the enclosed parking in order to break up the blank wall and to provide natural light into the building.

5.       Only wood mulch shall be used in the landscaped beds.

6.       There shall be a six-foot screen that is at least 95 percent opaque between the parking lot area and the residential use to the south.

H.      Preliminary plat.

Recommended motion: Approve the preliminary plat application to create one lot.

I.        Vacation 1682.

Recommended motion: Approve the vacation of the public alley in the southeast quadrant of West Broadway and Bryant Ave N, dedicated in the Highland Park and Sherburne and Beebe’s Addition plat to Minneapolis subject to the retention of easements in favor of Xcel Energy and Century Link.

4.       The Herbert, 1200 Central Ave NE, Ward 1

This item was continued from the September 23, 2019 meeting.

Staff report by Andrew Frenz, PLAN9230

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Joshua Howe.

A.      Conditional use permit.

Recommended Motion: Return the application as it has been withdrawn.

B.      Variance to increase the sign allocation on the east elevation.

Recommended Motion: Return the application as it has been withdrawn.

C.      Variance to increase the size of a wall sign.

Recommended Motion: Return the application as it has been withdrawn.

D.      Variance to allow an externally-illuminated wall sign on a non-primary building wall.

Recommended Motion: Return the application as it has been withdrawn.

E.       Variance to increase the sign allocation on the north elevation.

Recommended Motion: Return the application as it has been withdrawn.

F.       Site plan review.

Recommended Motion: Return the application as it has been withdrawn.

5.       2325 E 38th St, 3812 24th Ave S, Ward 12

Staff report by Peter Crandall, PLAN9777

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Yellow Tree Corp.

A.      Site plan review.

Recommended Motion: Continue the application to the November 4, 2019 City Planning Commission meeting.

6.       Gloria’s Place, 1111 22nd St W, Ward 7

Staff report by Shanna Sether, PLAN9667

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by The Bridge for Youth.

A.      Conditional use permit.

Recommended Motion: Approve the conditional use permit to increase the number of emergency shelter beds from 14 to 26, subject to the following condition:

1.       The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.

7.       Bakery Production Facility, 701 W Broadway Ave, Ward 5

Staff report by Hilary Dvorak, PLAN9735

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Jerry’s Enterprises, Inc.

A.      Variance.

Recommended Motion: Approve the variance to increase the size of wholesale operations from the maximum 4,000 square feet to 16,320 square feet for a bakery production facility within the existing Cub Foods.

8.       Calhoun Parkway Residences, 3814 W Bde Maka Ska Pkwy, Ward 13

Staff report by Andrew Frenz, PLAN9738

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Scott Benson.

A.      Nonconforming use expansion.

Recommended Motion: Approve the expansion of a nonconforming use application to construct a deck and porch addition to a legal nonconforming residential use, subject to the following conditions:

1.       Approval of the final site, floor, and elevation plans by the Department of Community Planning and Economic Development.

2.       All site improvements shall be completed by October 21, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

9.       Metro Transit Heywood II Bus Garage, 600, 608 and 612 8th Ave N, 550 10th Ave N, 1000 and 1010 Lyndale Ave N, 800-812 N 7th St and 804 7th ½ Ave N, Ward 5

Staff report by Hilary Dvorak, Vac-1672 and Vac-1723

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Metropolitan Council.

A.      Vacation 1672.

Recommended Motion: Approve the vacation of portions of the public alley in Registered Land Survey Number 1313 and Registered Land Survey Number 1521, bounded by E Lyndale N, 8th, 10th and 11th Aves N and 5th St N, subject to the retention of easements in favor of the CenturyLink.

B.      Vacation 1723.

Recommended Motion: Approve the vacation of portions of the storm and sanitary sewer and storm drainage easements in a public alley, and within the previously vacated 10 ½ Ave N, in Registered Land Survey Number 1313 and Registered Land Survey Number 1521, bounded by E Lyndale Ave N, 8th, 10th and 11th Aves N and 5th St N.

10.   Friendship Academy, 3320 41st St E, Ward 12

Staff report by Andrew Frenz, PLAN9746

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by FFA Building Company.

A.      Conditional use permit.

Recommended Motion: Approve the conditional use permit to allow a K-12 school in the IL Industrial Living Overlay District, subject to the following conditions:

1.       The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.

2.       Approval of the final site, floor, and elevation plans by the Department of Community Planning and Economic Development.

3.       The applicant shall comply with all requirements as a result of the Travel Demand Management (TDM) plan. City staff shall review the site and strategies within one year after completion of the addition to audit performance and operations identified within the approved TDM plan.

4.       All site improvements shall be completed by October 21, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

B.      Variance.

Recommended Motion: Approve the variance to the PO Pedestrian Oriented Overlay District standards to allow building additions greater than eight feet from the lot lines adjacent to both Dight Ave and 41st St E, subject to the following conditions:

1.       The applicant shall modify the east and west elevations of the proposed addition to eliminate blank walls in excess of twenty-five (25) feet in length.

2.       Approval of the final site, floor, and elevation plans by the Department of Community Planning and Economic Development.

3.       All site improvements shall be completed by October 21, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

11.   Brickhouse Lofts, 150 26th Ave SE, Ward 2

Staff report by Peter Crandall, PLAN9763

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Maxwell Ventures, LLC.

A.      Conditional use permit.

Recommended Motion: Approve the conditional use permit for an amended Planned Unit Development to allow a mixed use development with 166 dwelling units and 62,303 square feet of office space, subject to the following condition:

1.       The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.

B.      Site plan review.

Recommended Motion: Approve the site plan review for a Planned Unit Development with 166 dwelling units and 62,303 square feet of office space, subject to the following conditions:

1.       All site improvements shall be completed by October 21, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       All signs shall comply with Chapter 543 of the zoning code. All signage requires a separate permit from CPED.

4.       The applicant shall implement a reflective roof that meets the requirements of the Planned Unit Development standards.

5.       All on-site mechanical equipment shall be screened to meet the standards of chapter 535.

6.       The applicant shall provide at least 4 short-term bicycle parking spaces on site or in the public right of way directly adjacent to the building.

12.   North Central University Academic Commons, 1401, 1413, and 1425 Chicago Ave, Ward 6

Staff report by Hilary Dvorak, PLAN9674 and Vac-1726

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by North Central University.

A.      Conditional use permit to expand the North Central University campus.

Recommended Motion: Continue the application to the November 4, 2019 City Planning Commission meeting.

B.      Conditional use permit to increase the height of the building.

Recommended Motion: Continue the application to the November 4, 2019 City Planning Commission meeting.

C.      Variance of off-street parking.

Recommended Motion: Continue the application to the November 4, 2019 City Planning Commission meeting.

D.      Variance of yard requirements.

Recommended Motion: Continue the application to the November 4, 2019 City Planning Commission meeting.

E.       Variances to sign regulations.

Recommended Motion: Continue the application to the November 4, 2019 City Planning Commission meeting.

F.       Site plan review.

Recommended Motion: Continue the application to the November 4, 2019 City Planning Commission meeting.

G.      Preliminary and final plat.

Recommended Motion: Continue the application to the November 4, 2019 City Planning Commission meeting.

H.      Vacation.

Recommended Motion: Continue the application to the November 4, 2019 City Planning Commission meeting.

13.   623 Taylor St NE, Ward 3

Staff report by Lindsey Silas, PLAN9779

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Sam Brown.

A.      Variance to reduce the minimum lot width for the north parcel.

Recommended Motion: Approve the application for a variance to reduce the minimum lot area for the Parcel A from 5,000 square feet to 4,718 square feet, subject to the following condition:

1.       The existing garage on Parcel A shall be removed.

B.      Variance to reduce the minimum lot area for the north parcel.

Recommended Motion: Approve the application for a variance to reduce the minimum lot width for the Parcel A from 40 feet to 37.8 feet, subject to the following condition:

1.       The existing garage on Parcel A shall be removed.

C.      Variance to reduce the minimum side yard setback along the proposed lot line.

Recommended Motion: Approve the application for a variance to reduce the minimum side yard setback on the north side of the existing single-family home from six feet to three feet.

D.      Minor subdivision.

Recommended Motion: Approve the application for a minor subdivision to divide one lot into two lots, subject to the following condition:

1.       The existing garage on Parcel A shall be removed.

14.   Jackson Lofts, 750-756 Jackson St NE, Ward 3

This item was continued from the October 7, 2019 meeting.

Staff report by Shanna Sether, PLAN9663

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by DJR Architecture, Inc.

A.      Conditional use permit.

Recommended Motion: Continue the conditional use permit to increase the maximum height from two and one-half stories to three stories to the November 4, 2019, City Planning Commission meeting.

B.      Variance.

Recommended Motion: Continue the variance to reduce the minimum front yard setback along Jackson St. NE to the November 4, 2019, City Planning Commission meeting.

C.      Site plan review.

Recommended Motion: Continue the site plan review for a new three-story, 20-unit, multiple-family dwelling to the November 4, 2019, City Planning Commission meeting.

15.   Zoning Code Text Amendment, All Wards

Staff report by Madel Duenas

The Department of Community Planning and Economic Development recommends that the City Planning Commission and City Council adopt staff findings to amend Title 20 of the Minneapolis Code of Ordinances, as follows, and further recommends that Chapters 530, 535, 537, 541, 546, 547, 548, 549, and 551 be returned to the author:

A.      Text Amendment:

Amending Title 20 of the Minneapolis Code of Ordinances related to the Zoning Code, as follows:

 

Chapter 520 Introductory Provisions

Chapter 536 Specific Development Standards

 

The intent of this amendment is to revise regulations related to intentional communities and cluster developments in order to provide an affordable housing option for residents who are either housing stable or unstable. This amendment will allow a configuration of small dwellings or rooming units and a common house on a lot.

Recommended Motion: Approve the text amendment to allow intentional community cluster developments.

 

Updates and communications

Adjournment 

Next meeting: November 4, 2019

·         The President reserves the right to limit discussion on agenda items.

·         Please contact staff after the hearing if you have any questions regarding your project.

·         Recommendations of the Planning Commission on public hearing items are only forwarded to the Zoning and Planning Committee of the City Council for applications for rezonings, street or alley vacations, Zoning Code text amendments, and comprehensive plan amendments. Planning Commission decisions are final on all other items unless appealed.

·         The meeting site is wheelchair accessible. For other reasonable accommodations such as a sign language interpreter or materials in an alternative format, please contact Lisa Kusz (612-673-3710) five days before the scheduled public hearing. The lead time needed to provide reasonable accommodations (physical, visual, language interpretation and American Sign Language) is five business days.

·         Para asistencia 612-673-2700 - Rau kev pab 612-673-2800 - Hadii aad Caawimaad u baahantahay 612-673-3500

Last updated Oct 17, 2019

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